1. Area definition and data structure
Actual location: According to the DLD database, the Azizi Riviera 14 building is located in the Al Merkadh area, within the Meydan One Community master project. The data is analysed by building and project name first, and then by area, as required by the methodology.
2. Number and structure of transactions
For 2-bedroom apartments (2BR) in Azizi Riviera 14, 7 sales have been recorded since 2020. There are 0 registered 2BR rental contracts in DLD, but across the entire residential stock of the building there have been 370 rental contracts in recent years (i.e. there is an active rental market in this building, but there is no specific breakdown for 2BR units).
3. Price dynamics and average levels — sales
Over the last 12 months, the average sale price per m² for 2-bedroom apartments in Azizi Riviera 14 was approximately AED 7,060/m² (the sample is small, so anomalies are possible). For comparison, in Al Merkadh the average level for 2-bedroom apartments over the same period was around AED 20,350/m² (the area sample consists of hundreds of transactions and reflects a mature market).
Historical dynamics for the building: sales were recorded in different periods, and the price per m² varied significantly (from AED 7,060 to AED 17,460/m² — partly this may be due to outliers or the specifics of individual transactions). In the area as a whole, the average price for 2-bedroom apartments has been steadily increasing over the past 4 years: from ~AED 17,000 to ~AED 21,000/m² by the end of 2024.
4. Rental dynamics and current rates
There are no recorded rental rates for 2BR units in the building, but across the entire building (all residential apartments) the average rental rate over the last 12 months was AED 1,492/m² per year. For Al Merkadh, the average rental rate per m² over the same period was around AED 1,525/m² (the sample in Al Merkadh is very large and the market is well developed).
Quarterly dynamics: in the building itself, the average rent per m² increased from ~AED 1,200 at the end of 2023 to over AED 1,500/m² by mid‑2024, which is consistent with the broader market trends in the area.
5. Comparison of the building and the area
- Azizi Riviera 14 (2-bedroom units): the average sale price is significantly below the area average (AED 7,060 vs AED 20,350/m²), but the number of transactions is very small — this may reflect the specifics of individual deals or misreported transactions.
- Rental levels in the building are comparable to the area (AED 1,492 vs AED 1,525/m²), which indicates solid market demand for this segment of housing.
- Such deviations may indicate either isolated low prices on specific assignment/re-assignment deals, or that particular transactions differ sharply from the broader market — it is recommended to carefully re-check the legal nature of transactions within the building.
6. Yield (ROI) for an investor
- Gross yield for the building: the calculated ROI for the building (rental income to purchase price over the last 12 months) is 21.1% per annum (1,492 / 7,060).
- ROI for the area: for the Al Merkadh market — 7.5% per annum (1,525 / 20,350).
- Adjustment for costs (approximately +8% to the entry price): the actual (net) yield will be lower by about 7–8%. Thus, for Azizi Riviera 14, if such a gap between purchase price and rental level persists, net ROI will remain above the area average, while for the area the average net ROI is around 7% per annum.
7. Fair price range for a 7–8% yield
- For Al Merkadh: the fair price level for an investor targeting 7–8% per annum is 1,525 / 0.08 = AED 19,100/m² (upper range), 1,525 / 0.07 = AED 21,800/m² (lower range) — which corresponds to current market prices.
- For Azizi Riviera 14: at such low average sale prices, even at current purchase levels the yield is already above the target. If the representativeness of these low prices is in doubt, it is reasonable to use area-level benchmarks as a reference.
8. Liquidity, outlook and risks
- There are few recorded 2-bedroom transactions in the building, but the rental market is well developed (over 300 contracts).
- Al Merkadh (Meydan One) is a rapidly developing part of Dubai with strong demand and a sharp increase in both sale and rental prices over the past 2 years.
- Yields in the area have stabilised at 7–8% per annum. For buyers targeting income, it is important to thoroughly verify the legal “cleanliness” of deals that look too cheap and not to base strategy solely on isolated outlier cases.
Conclusion: Azizi Riviera 14 is a residential building with a well-developed rental market; market rents are supported by strong demand in the area. Market prices in the area have stabilised at AED 19,000–21,000/m² for 2-bedroom apartments, and yields are holding at around 7–8% net per annum for a typical investor.
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